Commissioning is a structured, quality-focused process that verifies building systems are designed, installed, tested, and operating in accordance with the Owner’s Project Requirements (OPR). When delivered successfully, commissioning reduces operational risk, improves energy performance, enhances occupant comfort, and supports long-term asset value. For owners, developers, and construction teams, commissioning is not an end of the project checklist—it is a disciplined process that protects investment and ensures facilities perform as intended from day one.
In new construction, commissioning is most effective when it is integrated early and engagement continues throughout design, construction, and transition to occupancy. The seven-step process below reflects industry best practices and EEI’s field experience delivering commissioning on complex, high-performance buildings.
Commissioning Phases in New Construction
Industry best practice organizes commissioning into four primary phases: Pre-Design, Design, Construction, and Occupancy & Operations. These phases provide a logical framework for managing scope, responsibilities, and documentation across the life of the project. The seven steps outlined below align with these phases and demonstrate how commissioning is implemented in real-world projects.
Step 1: Planning & Owner’s Project Requirements (OPR)
Commissioning begins with a clear understanding of the owner’s goals. The Owner’s Project Requirements (OPR) document defines functional needs, performance expectations, sustainability objectives, and operational priorities. A well-developed OPR establishes the foundation for design decisions and provides a benchmark for verification throughout the project. The OPR is paired with the design team’s Basis of Design (BOD), allowing the commissioning authority to confirm alignment between intent and execution.
Step 2: Design Review
During design, commissioning focuses on reviewing documents to confirm systems meet the OPR, applicable codes, and operational best practices. Early design reviews help identify coordination issues, maintainability concerns, and control strategy gaps before they become costly change orders. This phase is critical for reducing downstream risk and supporting constructability.
Step 3: Installation Verification
Pre-commissioning verifies that equipment and systems are installed correctly and prepared for testing. This includes reviewing submittals, verifying startup procedures, and confirming documentation completeness. Addressing deficiencies at this stage prevents delays during functional testing and helps maintain project schedules.
Step 4: Startup, TAB & Controls Integration
Startup, testing, adjusting, and balancing (TAB), and controls verification are integral parts of commissioning that lead to successful functional performance. These activities ensure equipment operates within design parameters and achieve proper air and hydronic or water flow rates.
Step 5: Functional Performance Testing
Functional performance testing confirms that systems operate according to the OPR under all required modes. Testing is conducted using documented procedures with defined acceptance criteria, ensuring repeatability and clear accountability. This step validates sequences of operation, integration between systems, and response to abnormal conditions.
Step 6: Performance Verification & Documentation
This step focuses on confirming that all issues identified during testing are resolved and documented. We recommend a post-occupancy performance verification period using monitoring based commissioning and analytics software to identify unforeseen or unresolved issues. An issues and resolution log tracks closeout of open issues, while training verification ensures operators understand system functionality. Comprehensive documentation supports long-term operations and maintenance success.
Step 7: Handover & Transition to Operations
Commissioning extends beyond project turnover. Proper handover includes final reports, as-built documentation, and operator training. Ongoing monitoring-based commissioning and periodic recommissioning help facility operators maintain performance over seasonal weather variations and, as building use and occupancy evolves.
The Role of the Commissioning Professional
The commissioning professional (CxP/CxA) plays a lead role in the building commissioning process, specifically as it pertains to leading, planning and executing a quality assurance process that verifies a building’s systems are designed, installed and operated to meet project requirements. Think of the CxP as an owner’s advocate throughout the process, as it helps coordinate all aspects of the process, reviews design submittals, and creates and oversees testing to confirm performance. It may also assist with staff training and documentation.
CxP responsibilities include:
- Representing Owner’s Interests
- Facilitate and Document the OPR and BOD
- Perform Design Reviews
- Develop the Cx Plan
- Oversee Cx Activities
- Manage Issue and Resolution Process
- Verify training and turnover documentation at completion
- Deliver final Cx Report
- Support transition to occupancy and hand off
Long-Term Value of Commissioning Investments
Building commissioning helps reduce costs and risks over a building’s entire lifecycle. Cost reduction during construction can be significant, as design review feedback provides practical input based on lessons learned from previous projects, while also helping reduce rework and avoid project delays.
Operational cost savings are supported by independent research. Studies show that commissioned buildings typically experience 5–10% lower energy-related operating costs compared to non-commissioned buildings due to optimized system performance. Research conducted by the Lawrence Berkeley National Laboratory (LBNL) found median whole-building energy savings of 13% for new construction and 16% for existing buildings as a result of commissioning.
Commissioning is also increasingly required by energy codes, with more than 40 U.S. states adopting local or statewide commercial energy code provisions that include basic commissioning requirements for new construction. Additional cost savings are realized through reduced maintenance and repair needs by improving operations and supporting preventative maintenance best practices.
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